Renting a home in St. George usually starts with a big check: first month’s rent, a security deposit, and maybe a cleaning or pet fee. It ends with a question every renter and landlord cares about: how much of that deposit comes back, and when? St. George security deposit rules come from state law, mainly Utah’s Residential Renters’ Deposits chapter and the Utah Fit Premises Act, and they apply the same way in St. George, Washington City, Hurricane, Ivins, and Santa Clara. Utah updated these rules in 2023 and again in 2025, so even experienced landlords should take a fresh look.
St. George security deposit rules: the basics
St. George doesn’t have its own deposit ordinance. The rules are in Utah Code Title 57, Chapter 17. A landlord who collects a deposit, “however denominated,” must either return it when the tenancy ends or explain in writing why any refundable portion is being kept (Utah Code 57-17-1).
There’s no cap on the deposit amount
Unlike Arizona, which limits security to one and one-half month’s rent, Utah’s deposit statutes don’t set a maximum deposit. That puts the amount in the hands of the market and the lease. For a sense of scale, Zillow’s rental data puts the average St. George asking rent at $1,895 a month as of October 22, 2026, down $25 from a year earlier, with 326 rentals available (Zillow Rental Manager market trends). A deposit equal to one month’s rent on an average unit would be roughly that amount, but nothing in state law requires a landlord to stop there.
Renters, that means the deposit is something to compare and, sometimes, negotiate before you sign. Landlords, a deposit that’s far above what similar homes charge can cost you good applicants in a market with plenty of choices.
Nonrefundable fees must be stated in writing
If there’s a written agreement and any part of the deposit is nonrefundable, that has to be stated in writing to the renter when the deposit is taken (Utah Code 57-17-2). A “cleaning deposit” that the lease never labels as nonrefundable is a question worth raising before you hand over the money.
Before the lease is signed: Utah’s disclosure rules
Utah’s Fit Premises Act adds several up-front requirements (Utah Code 57-22-4):
- Cost disclosure before any payment. Before taking an application fee or any other payment, the owner must give the applicant, in writing, a good-faith estimate of the rent and each fixed non-rent expense, the type of each use-based expense (like utilities), the availability date, the screening criteria (criminal history, credit, income, employment, rental history), and how the applicant can get money back.
- A five-business-day refund right. If the lease shows a different amount than the estimate, or adds an undisclosed use-based expense, an applicant who hasn’t signed or moved in can demand a refund in writing within five business days of receiving the lease. The owner then has five business days to return all the money.
- A move-in condition record. Before signing, the owner must do one of three things: give the renter a written inventory of the unit’s condition, give the renter a condition form to complete within a reasonable time after moving in, or offer a walkthrough inspection.
- Contacts and copies. At or before the start of the lease, the owner must disclose the name, address, and phone number of the owner or the authorized manager or agent, and give the renter a signed copy of the lease and any rules.
The move-in condition record is the most important of these for deposits. It’s the baseline that separates damage “beyond reasonable wear and tear” from what was already there.
Late fees and other charges
Utah caps late fees. An owner may not charge a late fee greater than 10% of the rent or $75, whichever is greater (Utah Code 57-22-4(5)). On a $1,895 rent, that works out to a maximum of $189.50. Any other fee, fine, or charge must match what the lease says, unless the lease is month-to-month and the owner gives 15 days’ notice of a new charge.
Getting the deposit back after move-out
When the tenancy ends, the owner may apply the deposit to rent owed, damage beyond reasonable wear and tear, other costs and fees in the lease, and cleaning (Utah Code 57-17-3(1)).
Then the clock runs. No later than 30 days after the renter moves out and returns possession, the owner must send the balance of the deposit, the balance of any prepaid rent, and a written, itemized explanation of each deduction. It can go to the renter’s last known address, or electronically if the renter provided a way to do that (Utah Code 57-17-3(2)). Renters, give your landlord a forwarding address and email in writing when you hand over the keys.
If the 30 days pass: the five-business-day notice
Here’s the step many renters miss. If the owner doesn’t meet the 30-day deadline, the renter can serve a formal “Tenant’s Notice to Provide Deposit Disposition.” Utah Code lays out the exact form, which includes the parties’ names, the move-out date, and the address where the refund should be sent (Utah Code 57-17-3(3)). It must be served at the owner’s address in the lease, either in person, with a person of suitable age there, by posting it in a conspicuous place, or by registered or certified mail. The owner then has five business days to comply.
Penalties for not complying
If the owner still doesn’t comply after that notice, the renter can recover the full deposit, the full prepaid rent, and a $100 civil penalty, and can sue to enforce it. The court awards costs and attorney fees to the winning side if it finds the other side acted in bad faith (Utah Code 57-17-5). One catch for renters: you aren’t entitled to this relief if you didn’t serve the notice first. Landlords keep the right to sue separately for damages the deposit doesn’t cover.
The rules also follow the property. Whoever holds the owner’s interest when the tenancy ends is bound by them (Utah Code 57-17-4). If you buy a St. George rental with a tenant in place, get the tenant’s deposit or a credit for it at closing.
Checklist for St. George renters and landlords
For renters
- Get the written cost estimate and screening criteria before paying any application fee, and compare it with the lease.
- Make sure any nonrefundable portion of a deposit is labeled that way in writing.
- Use the inventory, condition form, or walkthrough, and take date-stamped photos and video.
- Check that late fees in the lease don’t exceed 10% of rent or $75, whichever is greater.
- When you move out, give a forwarding address in writing and mark day 30 on your calendar.
- If day 30 passes, serve the statutory notice correctly before going to court.
For landlords and owners
- Give the written estimate and screening criteria before accepting any payment.
- State any nonrefundable deposit amounts in writing when you collect them.
- Provide one of the three move-in condition options and keep the record.
- Itemize every deduction with receipts and photos, and send it within 30 days of move-out.
- If a tenant serves a deposit notice, respond within five business days.
Buying, selling, or renting in St. George?
Whether you’re buying your first St. George rental, taking over a property with tenants in place, or trying to make sense of a lease, Axiom Properties can help you understand the numbers and the rules before you commit. Reach out to Axiom Properties and we’ll help you get started on the right foot.
This article is general information, not legal advice. Statutes change, so check the current text on le.utah.gov and talk with a licensed Utah attorney about your specific situation.
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